Pre-Design Phase

Volume 2, Chapter 6 6.1 PRE-DESIGN 6.2 SITE ANALYSIS 6.3 EXISTING BUILDING ANALYSIS 6.4 SURVEYS OF EXISTING HAZARDOUS MATERIALS (DUE DILIGENCE) 6.5 DATA COMPILATION 6.6 FACILITY AND INFRASTRUCTURE ANALYSIS 6.7 PROGRAMMING 6.8 CONSTRUCTION COSTS

INTRODUCTION Pre-design is the phase of analysis that occurs after some form of funding is available and before design begins. During the pre-design phase, studies are done to analyze space requirement issues, the constraints and opportunities of the proposed site, and the cost versus the budget. The amount of funding available in the pre-design phase varies and is a critical factor in determining which studies take precedence. Funds may be available to develop a detailed project program or only to investigate certain technical issues in order to determine scope, budget, or project schedule. (Back to top)

6.1 PRE-DESIGN The pre-design phase may include site analysis, programming, construction cost analysis, and value engineering. Site analysis includes site selection, geotechnical reports, and review of existing structures.

Programming defines the project needs of the user. Programming includes cataloging the spaces and equipment needed, and functional relationships. The construction cost analysis provides a construction budget amount for the capital improvement budget (CIB) and a cost plan to assist in explaining the budget and in guiding project management.

Value engineering in the pre-design phase scrutinizes the program, site selection, and project budget.

6.3 EXISTING BUILDING ANALYSIS When a project involves one or more existing buildings, a variety of studies are used to determine the feasibility of reusing some or all of the buildings. These studies include analysis of functional, structural, and code issues and provide information on the following:

Overall building suitability and adaptability for the proposed use (e.g., area on each floor, column bay sizes, floor-to-floor heights, and vibration and acoustical control).

Capacity, suitability, and adaptability of the existing engineered systems (e.g., electrical, HVAC, fire protection, and plumbing). Vertical load bearing capacity (e.g., slabs, beams, girders, and columns). Earthquake resistance and lateral load capacity (e.g., shear walls and frame bracing). Accessibility to the disabled. Fire and life-safety systems. Energy issues. (Back to top)

6.4 SURVEYS OF EXISTING HAZARDOUS MATERIALS (DUE DILIGENCE) Consultants are used to inspect existing sites or buildings that contain asbestos, polychlorinated biphenyls (PCBs), old fuel tanks, or other suspected hazards and recommend the proper removal or mitigation methods. Although the Facilities are generally aware of hazards on current sites, new sites or previously occupied sites may pose soils or ground water contamination problems as a result of past uses. The University established procedures to assist Facilities in the assessment of toxic and hazardous substances on real property. Procedures are also in place for reviewing gifts of real property for hazardous substances. Visit the Real Estate Services Group website for more information. (Back to top)

6.5 DATA COMPILATION REFERENCES:

UC

CEQA

Handbook,

Procedural

Handbook

and

Model

Approach

for

Implementing the California Environmental Quality Act (CEQA), University of California, Office of Long-Range Planning, Office of the President, May 1991, revised February 1994. -GUIDELINES-EH&S, FIRE MARSHAL AND SITE ANALYSIS DURING PROJECT PLANNING To identify existing project conditions, data is compiled for a variety of categories including climate, site features, environmental influences, historical data, landuse and regulatory controls, building codes and requirements, visual analysis, and circulation and access. These factors are included in an Initial Study, even though the objective of the Initial Study is to determine a project's impacts, if any (see UC CEQA Handbook.) 6.5.1 SITE ANALYSIS REPORT The Office of the President recommends that the site analysis report include any of the following studies and reports that may have been previously completed by the University relating to the project: 6.5.2 SITE ANALYSIS DRAWINGS Site analysis drawings graphically combine a variety of the site analysis studies into a drawing or set of drawings. Although many of the items on these drawings are environmental, the drawings are not intended to be an exhaustive description, or to substitute for any of the requirements of the environmental impact report process. 6.5.3 COMPARATIVE SITE ANALYSIS A comparative site analysis measures trade-offs among different project locations against a set of criteria and draws conclusions as to the most appropriate project site. A first step in this analysis is defining the criteria and their relative priorities. The criteria are typically derived from goals, objectives, or specific performance requirements. These measures may be divided into threshold criteria, which are absolute either acceptable or not acceptable requirements and more detailed criteria that have varying degrees of suitability. The criteria may include: Accessibility.

Proximities. Hazards. Land availability and configuration (area and shape). Physical characteristics and constraints. Environmental impacts. Costs (development and operation and maintenance). Timing. Design aspects. Acceptability. Compatibility of proposed use with existing uses. Availability of essential services. A subsequent step in the comparative site analysis is defining functional and Facility requirements for the intended site. The project program, its phasing, and other operational and management considerations must be understood in order to test if the program fits the site. A comparative site analysis is an essential step if an EIR is to be prepared for the project. An EIR requires an evaluation of project alternatives, which can include alternative site locations. The preferred site must be justified based on its satisfaction of project objectives. (Back to top)

6.6 FACILITY AND INFRASTRUCTURE ANALYSIS References: Supplemental Report of the 1984 Budget Act, Item 6440-001-001 University of California, State of California Legislative Analyst, Sacramento, CA, June 14, 1984. The University's Facility Audit and Inspection Program was established as a result of the recommendations contained in the Supplemental Report of the

1984 Budget Act. This audit and inspection program is designed to identify and prioritize deferred maintenance projects. This process also identifies projects or systems that require replacement through the Capital Improvement Program. Facility planners should coordinate with operation and maintenance of plant departments to be aware of the Capital Renewal and Replacement Projects identified in this analysis (see FM6:2). Campuses identify new utility requirements through the long-range development planning process or through more detailed campus-wide utility plans. (Back to top) (Back to top)

Revised September 15, 2011 (Change # FM 11-047-P)

Ancillary Planning
Volume 2, Chapter 4

4.1 PRECINCT OR AREA PLANS 4.2 INCLUSION AREAS

INTRODUCTION
Ancillary area planning includes Facility precinct or area plans, inclusion areas, and off-site properties. Planning at these scales and for these areas is done at the discretion of each Facility. Standing Order 100.4(ff) authorizes the President to administer real properties used for campus- related purposes. These areas are

defined as properties within the boundaries of a University Facility and other properties used for student and employee housing, parking, athletic programs, research, public service, educational programs, or administrative staff purposes. (Back to top)

4.1 PRECINCT OR AREA PLANS

Precinct or area plans are intermediate in scale, falling somewhere between Facilitywide plans and individual project plans. They divide a Facility into sub-areas and evaluate each area in more detail. The divisions may be determined geographically or topically, for example, the Northwest precinct or the Engineering precinct. Precinct or area plans provide information that makes site selection and site analysis easier and translate planning concepts into physical form. Precinct or area plans do the following:

Test the development capacity of a district in more detail than is possible in a larger-scaled plan. Analyze the physical relationship between building programs and activities in an area. Evaluate the relationship of buildings and open space. Evaluate connections between circulation, academics, and utilities, for example, how traffic moves through an area, or which pedestrian links need to be preserved as an area is developed.

Identify ways to emphasize the identity of a precinct or area (if desired). 4.1.1 GUIDELINES FOR IMPLEMENTATION Facilities may produce guidelines to provide more detail about their desired image, landscape treatments for special areas, architectural massing, and building orientation. These guidelines are advisory and do not require a discretionary action by The Regents, and thus are not subject to the California Environmental Quality Act. (Back to top)

4.2 INCLUSION AREAS

Inclusion areas are parcels of Facility land designated as income production or other forms of Facility support. These parcels are developed for a variety of uses such as for-sale housing, office buildings, and research and development. These areas often provide valuable connections between industry and academia, where academic endeavors are used in commercial applications. Inclusion areas are usually planned in conjunction with Facility's real estate development or equivalent office. Coordination between Facility planning and real estate offices verifies that the goals and plans for each inclusion area are consistent with overall Facility goals, and that activities within inclusion areas are compatible with existing LRDP land uses. 4.2.1 OFF-SITE PROPERTIES Each Facility may lease or own off-site properties. Planning responsibility for these properties depends on whether they are permanent, who funds the use of the properties, and which entity within the University has administrative responsibility for the properties. Examples of these types of properties include:

Natural Reserve System A collection of 29 land areas where natural science research takes place. The Natural Reserve System is a subdivision of the Division of Agriculture and Natural Resources (DANR). Each reserve is assigned to a campus for administration.

Agricultural Extension The DANR also includes nine agricultural centers and field stations and 52 county cooperative extension offices throughout California. Land use planning for these Facilities is administered by DANR's Office of Facilities Planning and Management.

Gift properties Property donated or willed to a campus. Faculty or student housing. Agricultural research fields. Observatories and marine laboratories.